Dummy Thesis Report

STUDY OF REAL ESTATE DEVELOPMENT AND TRENDS IN REAL ESTATE
DEVELOPMENT
THESIS 2009 – ‘10
1. INTRODUCTION
1.1 BACKGROUND
Increasing economic activity obviously means pressure on urban space. The
real estate industry has reacted favourably to these emerging trends and there
has been a spurt in property development in the last few years. While new
developers have entered, existing ones have expanded their activities in a big
way. Many companies have diversified into real estate development and some
have tied up with international operators. Non-resident Indians and
multinational companies have directed property demand to a great extent in
recent time. Despite all these developments, many hurdles seem to be on the
way of real estate.
Real estate Development is a continuous process, generating wide spread,
planned socio-economical impacts over all segments of society. It is a very
important to justify potential of every piece of land being a scarce commodity
and any property development should be justified as well. Property once
constructed, is expected to exist for a long period of time.
Development and management of real estate property is a multifaceted
activity combining a variety of disciplines as varied as law, finance, banking,
business and marketing management, valuation, accounting, land surveying,
engineering, architecture and town planning. Although real estate
development
practice in India has been taking place for several decades now, mostly in a
rather unorganized manner, the business has come into sharper
focus in recent
time. The reasons being emerging management concepts in real estate
development, economic liberalization, development of corporate culture,
competition, increasing public awareness, better investment opportunities,
improved organizational establishment, scope of technological gradation.
up
The population of urban areas of India is growing at a very alarming rate. In the
year 2021, more than 50% of India's population is expected to live in urban
areas. The population in the urban areas puts a severe pressure urban
on
infrastructure facilities. As urban areas grow with migrationthe city limits
need to be extended. Itis a natural economic response to the increasing
demand for space in the growing urban economy.
[Source: www.IndianRealtyNews.com, www.egovamc.com ]
1.2 PRESENT SCENARIO

Ahmedabad have become the dominant centre of Gujarat and in turn attracts a
lot of activities such as industrial, commercial and other services.
Government
offices have also proliferated. This has led to an entry of huge population to the
area creating a lot of illegal activities due to high pressure on land and housing.
Though there are two authorities namely Ahmedabad Municipal Corporation
(AMC) and Ahmedabad Urban Development Authority (AUDA) to control urban
development, there seems to be no embayance of the activity due to
haphazard & unguided development.
SR. Yea Population Approx. Area

No. r (Million) (Ha)
1 1981 2.5 19000
2 1991 3.4 23000
3 2001 4.6 35000
PARTH PATEL (2005) Page

School of Building Science & Technology, CEPT University, Ahmedabad. 1
DEVELOPMENT
THESIS 2009 – ‘10
*
4 2011 6.5 50000
[Source: egovamc.com]
The population is increasing everyday and many new developers have entered
into the business. New areas are developed by developers and also the AUDA &
AMC. But the direction of development is not in control. Everywhere
development is going in terms of Residential, Commercial, Industrial, SEZs,
Retail, Hospitality, etc. However the AUDA and AMC is trying to keep in control
and they have laid guidelines for the approval of the projects which let the area
develop in a certain manner. And nature of development is almost defined after
putting the zones and rules and regulations for them. But still the direction of
growth is not seem to be going in a correct way.
1.3 NEED FOR THE STUDY

The real estate sector in Ahmedabad has assumed growing importance with
the liberalisation of economy. The consequent rise in business opportunities
and migration to urban areas has increased the demand space for commercial
and housing space. Developments in the real estate sector are being
influenced by developments in the retail, hospitality & entertainment, social
services and information technology sector.
In any developing city the direction of growth can not be correctly
forecasted & would depend on number of factors such as social & economic
parameters, so that it is necessary to study the trend of development.
1.4 OBJECTIVES
To study and analyse recent
Property trends in real estate development
in
ahmedabad and reasons contributing to such trends
.
1.5 SCOPE OF THE STUDY

The study is restricted to 5 T.P. Scheme of Ahmedabad. The property
trend in real estate development would be studied in urban development
authority and municipal corporation areas of Ahmedabad which include
Gota (T.P. No 33), Thaltej (T.P. No 39), Chandkheda (T.P. No 44), Motera
(T.P. No 46), and Nikol (T.P. No 101).
Map of Ahmedabad showing above areas is shown below.
[source: Google Maps]

DEVELOPMENT
THESIS 2009 – ‘10
Drawing no.1 Ahmedabad map showing 5 areas(black colour round) which

is selected for study
1.6 SELECTION OF CASE STUDIES:
Selection of 5 T.P. schemes was done.

1. Thaltej – T.P. no. 39
2. Gota – T.P. no. 33
3. Chandkheda – T.P. no. 44
4. Motera – T.P. no. 46
5. Nikol – T.P. no. 101
1.6.1 CRITERIA FOR SELECTION

○ Area which developed after the T.P. Scheme is declared.
○ Area which has grown hugely in the past few years in all manners in terms of
infrastructure, services, etc.
1.7 RESEARCH METHODOLOGY

In the direction of the above objectives, the study has been formulated in
terms of following steps:
Literature review: A detailed review of literature to be undergone by

conducting a perception study to identify factors affecting property trends in
Real Estate Development. From books, journals, Thesis, websites.
Data collection: Data collection for study of trends in real estate development
is done through personal interviews with experienced and knowledgeable
persons, real estate developers and secondary data sources like research

DEVELOPMENT
THESIS 2009 – ‘10
reports prepared by various governmental agencies, company and project

brochures, journals, newspapers etc.
Research mediums: Case studies, Perception study
Data analysis: The trend observed are enumerated and analysed to understand
the opportunities presented by the market and an attempt is made to
formulate an outlook based on the trajectory of the development process.
It is
believed that observations from this city’s case studies can be generalized in
order to come out with a overall picture of Property trends in real estate
development.
1.8 POTENTIAL FOR UTILISATION IN CONSTRUCTION

INDUSTRY
○ By analysing the property trends the forecast for property rates and
direction of development can be made.
○ The investor can judge whether to invest or not.
○ Even the developers can follow the trend and manage to provide
what is really needed(In Demand) to the customers.
Decembe
Months r January February March April
1 1 1 1 1 1 1 1 1 1 2
1 3 4 5 6 8
Weeks 2 7 9 0 1 2 3 4 5 6 7 8 9 0
Literature Review
Preparation Of
Questionnaire
Primary Data
Collection For T.P.
Schemes
Secondary Data
Collection For T.P.
Schemes
Data Analysis
Compilation Of Data
& Typing
Final Checking and
Printing
1.8.1 LIMITATIONS:
○ The present study is limited to five T.P. Schemes due to time constraints.
○ The current trends in the five T.P. Schemes are studied.

1. Chap. 2 Literature Studies
AN OVERVIEW OF THE REAL ESTATE INDUSTRY

Study of Real Estate Developers and Trends in Real Estate Development
Real estate is the single largest asset class and wealth holding of individuals,
households and companies globally. The development of this sector is an integral
part of economic development. In most countries, and particularly in developing
countries, housing is a very large proportion of a household’s expenditure and
takes up a substantial part of lifetime income. The backward and forward
linkages to land markets, durable goods manufacturing and the contribution to
the development of labour markets with depth and mobility further underscores
the significance of this sector, particularly in the process of economic reform and
transition.
Real estate occupies a unique place among the disciplines of business and
economics due to its uniquely integrative nature. It brings together material from
at least six other major fields and makes it possible to study the interfaces
among these disciplines.
Economics
Geography
REAL Sociology
Marketing
Law
Finance
ESTATE
Market
Population
Market
Capital
Nature
Physical
Theory
Analysis
markets
Study
andandand
Land
locational
Culture
conveyance
Use
Marketing
institutions
Patterns
Theory
nature ofof
Urban
Value
interest
Investment
communication
Development
real
Theory
property
in land
analysis
Consumer
Portfolio
studies management
and
behaviour
Personal
problems selling
Figure 0–1 Diagram showing how Real Estate ties with various concepts like Economics,
Finance, Marketing, Sociology, Law and Geography
Real Estate is possibly the most basic of all the assets a person may own. The
Indian real estate and housing industry, in modern sense, came into being after
Independence in 1947, when the Country was confronted with finding shelter for
a large number of refugees from West Punjab. Initially it was left to the
Government through various housing boards to accommodate these displaced
people. However after 1954, “Ownership Flats Construction” commenced its
operations through private developers first in Mumbai, which later spread to
other towns in subsequent years.
5
School of Building Science & Technology, CEPT.
TYPES OF REAL ESTATE

Residential Real Estate
Residential real estate includes dwelling units, apartments, housing etc. which
are occupied by a person for the purpose of homebuilding. This is one of the
major types of real estate which is having a sustained demand and will do so for
a long time to come. The three major reasons sighted for the continuing need for
dwelling units are population growth, household formation and mobility of
population from one place to another.
Commercial Real Estate
Commercial real estate is defined as including “all real property acquired for
investment except apartment houses, housing projects, and other dwelling units,
including the stores, shops, and recreational facilities connected with them.”
Commercial buildings generally follow the growth and movement of population.
6
Industrial Real Estate

Industrial property is real estate used in connection with the manufacturing of
industrial and consumer goods. Industrial goods are goods used for further
production, while consumer goods are purchased for immediate consumption.
Industrial sites are particularly affected by business conditions in terms of the
demand for both industrial and business goods, as well as government
policies.Error! Bookmark not defined.
URBANIZATION
Urbanization is the process of rendering urban, the process of removal of
the rural chapter of an area or a place. A careful distinction needs to be made
here between the absolute growth of cities (civilization) and the process of
urbanization. In an urbanizing society, the proportion of city dwellers to the total
population increases steadily. In countries or places which have already
been urbanized it can continue to grow in absolute size along with overall
population growth, however, the population not be becoming proportionately
more urban.
Urban growth creates both opportunities as well as conflicts however in
case of developing countries are affected worse due to expeditious growth of
population. For several decades in developing countries, urban areas have been
growing faster rate than the general population because of massive migration
from rural areas. It is expected that by the end of 20th century, there will be
about 6 billion people- on the earth, more than half of whom will be dwelling in
urban areas, against 29% in 1950 and 42% in 1987 and 60% in 2009.
Rapid urbanization suggests that urban population is growing at a faster
rate than the average rate of growth of nation. Urban population increases due
to (i) natural increase or increase of birth over death and (ii) migration or
reclassification of areas or limits. The tempo of migration might have increased
in recent years on account of development planning, extension of education,
industrialization improvement in transportation and communication. Urbanization
in the demographic 'sense is increases in proportion of the urban population to
the total population over a period of time. When the proportion of urban
population to the total population increases its called phenomenon of
urbanization. However-.theoretically, it is possible that this ratio remain
constant over a time in a situation where there is absolutely no rural to urban
migration and both the rural and urban population grow at the same rate. The
process of urbanization is a continuous process which is not merely concomitant
of industrialization, but concomitant of whole gamut of factors underlying the
process of economic growth and social change. Rapid urbanization is a recent
phenomenon in most cities of third world. This urbanization has brought about
both the agglomeration of economic activities and population. This rapidly
growing population demands more serviced urban land for the fulfillment of the
basic needs and shelter, which demand large areas of land under residential
development.
The process of Urbanization has made urban land as scarce and expensive
commodity, which affects the urban poor. The study tries to look in to these
conflicts, especially with respect to the patterns and process of development in
the developing areas of Ahmedabad within jurisdiction of Ahmedabad Urban
Development Authority. Due to the lopsided character of the urban growth the
city continues to bear the burden of excessive growth of population and lack of
proper planning and implementation resulting in haphazard, undesirable growth
in the areas around the Core City. Urban areas are growing at a very fast pace.
7
People are attracted to urban areas because of various reasons like job
opportunity, amenities, etc. This increase in size of urban area mainly because of
two major reasons:
1. People from rural areas / villages come to urban areas to get a job and they
stay back here.
2. People in urban areas divide themselves like joint family break down into
nuclear families.
Both the above two reasons result in more demand of 'urban space'. Thus
day by day the size of urban areas is increasing to accommodate more and more
number of people. This increase in size of urban areas or the so called 'urban
sprawl' results in unplanned development, which ultimately results in
'urban environment problems'.
1 .2 Urbanization in India
India is one of the most populated countries in the world, next only to
China. Although India occupies only 2.4% of the total area of the world, it
supports over 15% of the world population, as revealed by statistics. Each year
India is adding 18 million people, roughly another Australia. By 2050, U.N.
demographers project that it will have another 530 million people for a total of
more than 1.5 billion. If India continues on the demographic path as projected, it
will overtake China by 2045, becoming the world's most populous country. About
a quarter of India's population is urban. At least 23 Indian cities have over a
million residents. Delhi, Calcutta, Mumbai and Chennai are the four main cities of
India. The first three cities have over 10 million residents.
When India got independence in 1947, about 85 % of its population was living
in rural areas and only 15 % in urban areas. The rate of urbanization in the preceding
decades had been very slow. As indicated in Table 1, the urbanization increased from
10.81 % in 1901 to 1911 % in 1931 and 13.86in%18\941. After independence, the
urban growth was accelerated and registered the highest decadal growth of 46.14 %
during 1971-81. During the last six decades (1941-2001) the urban population has
increased from 13.86 % to 27.80 %. The urban population growth in India is a result
of 'pull' as well as'push' factors i.e. attraction of better employment opportunities
in urban areas and labour force rendered surplus due to the limited capacity of
the rural economy to accommodate the increasing population.
Urbanisation Trend in India
No. Census Total Urban Urban Decadal growth

Year Population (in Population (in Population as rate of urban
million) million) %age of total population in
1 1901 238.40 25.90 10.81 -
2 1911 252.10 26.00 10.29 0.35
3 1921 251. ,30 28.10 11.18 8.65
4 1931 279.00 33.50 11.99 19.12
5 1941 318.70 41.20 13.86 31.97
6 1951 361.10 62.40 17.29 41.42
7 1961 439.20 79.00 17.97 26.41
8 1971 548.20 109.10 19.91 38.23
9 1981 683.30 159.50 23.34 46.14
10 1991 . 844.30 217.20 25.72 36.19
11 2001 1027.50 285.93 27.80 31.64
The world population projections indicate that India's total population will
be doubled during the next six decades (1900-2050). During the third decade of
the next century, India will become the most populous country of the world.
Whatever efforts are made for controlling the population growth, the next three
8
decades are the most Crucial for planning and development of human
settlements and provision of the required infrastructure.2
Although the rate of urbanization in India has been quite moderate during this
century, due to a low level of urbanization (Table 2) and large population base
there has been a rapid growth of urban population. Over the last 50 years. The
urban population has been doubling itself every twenty years. In spite of such a
rapid growth rate, the urban population accounted for 25.72 & of the' total
population 1991.
The past experience clearly indicates that Economic Growth and Urban
Development go hand in hand, therefore, the rate of urbanization in India in
coming decades is likely to increase. This will put an unprecedented demand for
growth of urban areas.
In such an uncontrolled race, the right type of infrastructure cannot be
planed or provided. By the time an infrastructure is provided to meet the present
demand, it is already overloaded and hence in need of further expansion. Such a
flexibility could be provided by the road based systems predominated by
personalized modes for transportation and individual arrangements for. water
supply and sanitation. And that is what has been happening in all our cities. But,
such a system is neither cost effective nor can it make optimum use of
resources. Due to perceived lower marginal costs of meeting incremental
demand, all our larger cities have grown into nightmares.
If we want to make optimum use of our urban infrastructure, it should
precede development and act as a catalyst to development in a desired pattern.
Long term measures are, therefore, to be taken up without further loss of
time to meet the demand of further urbanization and reverse the migration to
our mega cities.
Urbanization in Gujarat
Gujarat is among leading and most urbanized states of India, which stands
third after Mizoram and Maharastra states. It is considered among states having
rapid industrialization. Urban population of Gujarat as per 2001 census is
37.67%.
REAL ESTATE SCENARIO IN INDIAN CITIES1:

Real Estate Development is a multi faceted activity combining a variety of
disciplines as varies as law, finance, banking business, marketing,
management and valuation, accounting, land surveying, engineering and
architecture & town planning. Although real estate development activity
has been taking place for several decades now, mostly in a rather
disorganized' manner, the business has come into sharper focus in recent
times because of a variety of reasons. Over the years several changes
have occurred on the real estate scene in India.
The real estate sector, which today, has become visible and dominant in
almost all Indian cities can be defined as that segment of business
enterprise which is engages in the activity, of production, financing,
marketing and real property management. Real estate developers are
often referred to as colonizers, builders, promoters, etc. in different parts
of the country. Although real estate developers form a sizable number
and constitute a significant portion of the property supply in India, they
are not a recognized group of professionals unlike in some other courtiers
in the West. There are several reasons for this. Prior to independence, the
urban development, sector was not as organized as it came to be later.
9
Housing supply in India in the pre-independence era was mostly an

outcome of people's own initiatives along with a small segment of
government provided housing through local municipalities and
improvement trusts. The post-independence era witnessed a high pace of
industrialization and increased rural-urban mobility which had its
repercussions on urban property. More concerted efforts were then made
by the Government to organize housing production and development
activities with the initiation of the five year planning strategy since the
fifties. (Note: The Five Year Planning Strategy was introduced with the First
Five Year Plan (1951-55). The plans state the policy directions of the
government in various sectors of the economy viz. industry, agriculture,
urban development, etc., and 9ive the sectoral fund allocations.)
In India they are not yet recognize as professionals. As a historical
consequence of these and many other factors, the real estate sector has
by far remained a neglected and unrecognized sector of property supply,
often operating illegally. Interestingly it can be observed that despite
actiye government interventions in the past forty years and the
disorganized and unrecognized status of the real estate developers, it has
been the private sector rather than the government which has contributed
much more towards the housing supply.
In terms of investment, the private sector has invested nearly ten times
more than the public sector has invested nearly ten times more than the
public sector during the Seventh Plan period (Govt. of India, 1990). The
government has now realized the need to organize and invigorate the
private sector real estate development and has stated in the recent
National Housing Policy that laws relating to the private builder sector have
to be reviewed to as to remove constraints and facilitate appropriate
housing development, the growing interest in the private sector
development has been not only on account of the lirnited success of the
public sector supply or the resource constraints with government agencies
but also on account of the rapidly growing private developer enterprise
which, despite several constraints, has been continuing as a dynamic mode
of property supply in many Indian cities.
One of the basic necessities of the common man is shelter. With more and
more people migrating into the larger cities, the pressure on housing has
been increasing enormously, whilst the government agencies have been
trying to do their best to solve the problem, the sheer magnitude is still
daunting. In such a situation, several entrepreneurs have entered the
housing development field. A large number of real estate projects have
been completed or are being completed in different parts of the country.
However, for the common man, there are several problems such as trying
to locate a good developer, knowing whether the project is sanctioned or
not, whether he is getting value for money or not, whether the
arrangements for water, etc. are adequate or not, whether the land title is
okay and so on. Although construction sector employs highest manpower
in India, it has struggled a lot to get industry status in the past.
10
INTRODUCTION OF THE CITY AHMEDABAD

Background
Cities play a critical role in the economic development process of the nation.
They are the engines of economic growth and places of high productivity. They
contribute more than the
proportionate share towards the State income. For instance, Ahmedabad, which
accounted for 8 percent of the total and 23 percent of the urban population of
the State, was estimated to have generated 17 percent of the State income in
1995. Ahmedabad city, in 1976-77, with 7 percent of the total population, had
generated 14 percent of the total State income. The per capita income in the
City was found to be almost double than that of the State average (NIUA, 2001).
From this it is clear that to sustain high rates of economic growth, cities have to
be more competitive.
While cities generate more than proportionate share of States’ income, they also
pose certain challenges. The challenges include providing access to serviced
land for housing the urban poor, provision of basic amenities and facilities and a
system to plan and manage these. Hence urban investments in economic,
physical and social infrastructure at adequate levels are a prerequisite. In
recognition of these the state has initiated series of reforms in urban
governance. A greater emphasis has been laid when the state declared the year
2005 as Urban Development Year-2005. At the State level, in line with URIF
framework preparation of the State Urban Slum Policy, State Hawkers Policy and
State Urban Transport Policy has been undertaken and are under various stages
of finalization. As a part Urban Year efforts, cities have prepared, through
consultative process, City Development Strategies/Plan which outline vision,
strategies to achieve the vision and an time bound action plans.
In Ahmedabad, the process of preparation of City Development Strategy began
in the year 1999 with a series of consultations which brought out the City
Development Strategy report in February 2003. For effective implementation, a
medium-term plan City Development Plan focusing on priority projects has been
dveloped. Further in May 2005, in line with the Vibrant Gujarat Vision of the
Government of Gujarat, AMC and AUDA conceived a three-year-plan to ensure
delivery of basic infrastructure services to the entire area under their jurisdiction
and set the stage for the next level of development.
The National Urban Renewal Mission gives the city an opportunity to carry
forward this initiative and place the reform process on a higher plane. This would
also be an opportunity for the city to undertake a mid-course assessment and re-
position its priorities with changing needs within the NURM framework. The
section below describes the Plan Preparation process.
2.1 General
The city of Ahmedabad was founded in 1411 AD as a walled city on the
eastern bank of the
river Sabarmati, now the seventh largest metropolis in India and the largest in
the state. The urban agglomeration (UA) population has increased from 3.31
Million in 1991 to 5.81 million in 2001.
Historically Ahmedabad has been one of the most important centres of
trade and commerce
in western India. The city was once famous as the ‘Manchester of India’ on
account of its textile industry. It had as many as 66 mills employing a workforce
of over one hundred thousand persons. It lies in the cotton belt of Gujarat, 552
km north of Mumbai and 96 km from the Gulf of Cambay. It has three major
industrial estates within its municipal limits. It is also a major industrial and
financial city contributing about 14% of the total investments in all stock
11
exchanges in India and 60% of the total productivity of the state2. A private
company operates a thermal power plant in the city. Ahmedabad is the home of
several scientific and educational institutions of national, regional and global
importance. The city has a great architectural tradition reflected in many
exquisite monuments, temples and modern buildings.
2.2 Location and Climate
Ahmedabad City lies between 22o 55’ and 23o 08’ North Latitude and 72o
30’ and 72o 42’ East Longitude. The city is devoid of any major physical features
except for the river Sabarmati, which is cutting the city into two parts: eastern
walled city and western Ahmedabad on either side of its banks. The Ahmedabad-
Mumbai Golden Corridor has long been recognized as an important development
axis in western India. The city acts as a terminal, rather than as an intermediate
node in this linear influence. It has seven major roadways, one expressway and
five rail networks. A new corridor between Ahmedabad and Pune has recently
emerged, connecting the city to other metropolitan cities including Vadodara,
Surat and Mumbai. All these factors have resulted in the axial growth of the
region. Ahmedabad has a tropical monsoon climate, which is hot and dry, except
in the rainy season. Summer days are very hot with mean maximum
temperature of 41.30C while, nights are pleasant with mean minimum
temperature of 26.30C. The mean maximum and minimum temperatures in
winter are 300C and 15.40C respectively. The average annual rainfall of the area
is 782mm, although there is a considerable variation from year to year. It occurs
generally during the months of June to September. The average relative humidity
is 60% with a maximum of 80% to 90% during the rainy season.
2.3 Demographic Trends
The Greater Ahmedabad Urban agglomeration is an amalgam covering an area
of about 4200 sq. Km is an amalgam of (Refer Map-2-1). The map reveals:
1. An area of 190 square kilometres is under the jurisdiction of Ahmedabad
Municipal Corporation (AMC)3, and
2. 150 villages in the periphery of the city are under the jurisdiction of
Ahmedabad Urban Development Authority (AUDA)4,
3. 9 Municipalities in the periphery of the city are under the jurisdiction of
Ahmedabad Urban Development Authority (AUDA),
4. Gandhinagar and the surrounding villages,
5. Chatral, Bopal and other surrounding villages adjoining AUDA limits
The area within the Ahmedabad Municipal Corporation limits consists of:
1. The traditional city centre within the fort walls with relatively high-density
development, large concentration of commercial activities and narrow streets,
2. The eastern sector accommodating large and small industries and low income
residential areas, and
3. A well planned western sector with wide roads accommodating major
institutions and high-income residential areas
The population in the AMC limits increased to 35.15 lakh in 2001 from
28.77 lakh in 1991. The population in AUDA area in 1991 was 38.75 lakh. The
Ahmedabad Urban Agglomeration (AUA) housed 23.25 % of the State’s urban
population in 1991, which has gone up to about 25% in 2001. Compared to other
metropolises in India Ahmedabad has a lesser degree of primacy and urban
population is spread evenly across other metropolitan and class I cities in the
State. The AMC area is spread over 190.84 sq km, the AUA area is about 350 sq
km and AUDA area is 1330.08 sq km. Spatial distribution of this population within
the city over the decades shows that up to 1981 most of the new population
added to the city was concentrated within the old AMC limits itself, especially in
12
the eastern part. Expansion of the peripheral areas began in the 1980s and has
continued. Earlier only the eastern parts and particularly the eastern periphery
registered faster growth rate, but since the 1980s even the western periphery
has grown rapidly.
Spatial Patterns of Population Growth
Spatial Unit 1981 1991 2001

1. Ahmedabad Municipal Corporation (AMC) 2159127 2876710 3520085
2. A.U.D.A. 2721925 3756246 4709180
3. Kalol 78407 92550 112013
4. Mehemdabad 22309 26103 30768
5. Dehgam 24868 31378 38082
6. Sanand 22465 25674 32417
7. Other areas outside AUDA 264555 309871 334531
8. Gandhinagar 199353 280234 373663
8.a. Gandhinagar (GNA) 62443 123359 195926
8.b. Rest of Gandhinagar 136910 156875 177737
GREATER AHMEDABAD 3185833 4346351 5417374
Table2 :Population growth of Ahmedabad
The greater Ahmedabad area has grown at a moderate rate. Growth rates
have declined from 3.2 and 2.2 percent (compounded per annum) during the
past two decades. However, the rates vary across different spatial units. The
population within the AMC limits appears to approach a stabilization level. The
areas adjoining AMC, falling within AUDA limits have shown rapid growth.
Gandhinagar is also experiencing relatively high rate of growth.
As stated above the population growth in the peripheral areas is more
rapid than the areas within the city limits. This is partly due to the saturation of
population within the city area and the consequent large-scale housing
development in the peripheral areas. The contrasting spatial patterns observed
in the eastern and western areas of AMC have extended into the peripheral areas
in the same manner. The western part is experiencing more rapid growth than
the eastern part. Rapid growth in the form of ribbon development along the
Sarkhej-Gandhinagar highway is being witnessed during the 1990’s. These
trends are likely to intensify further in the coming decades. It is also a note
worthy feature that the spatial expansion of Ahmedabad is largely contiguous
and relatively compact.
13
14
15
Population Density
The density pattern presented below indicates the spatial expansion is
limited to contiguous areas around AMC. The walled city is one of the most
densely populated areas in the study area, and it has reached levels of
saturation. The new outgrowths have been in the western parts of the city in the
AUDA jurisdiction with people preferring to stay in the peripheral areas where
they could avail of better infrastructure facilities. The zones along the 132’ Ring
Road and Naroda - Narol Highway have seen a higher level of physical
development in the last few years. It also appears that most of the eastern part
and a few parts in the southwest and northwest have higher densities.
Ahmedabad- A Compact City

In terms of spatial expansion, as may be seen from below, unlike
Bangalore and Hyderabad, the city during the past ten-year period has expanded
in a contiguous manner and remained compact A comparative analysis of three
cities in terms of spatial expansion over a decade has been carried out based on
Lan Sat Image. From the above it is evident that Hyderbad is the most spread
out city followed by Bangalore. The blue patches indicate low-density sprawl type
of development.
The study referred below analysed planning mechanisms and concluded that the
Master Plan/Development Planning and Town Planning Scheme mechanisms
have been effective in Ahmedabad in keeping the city compact. Further, it
concludes that the effect of urban sprawl is also evident in terms acute traffic
and transport problems in Bangalore and to some extent in Hyderbad.
16
Persons/Hectare
Spatial Unit
1881 1981 2001
1. Ahmedabad municipal Corporation
(AMC) 113 151 184
1.a Walled city 716 599 560
1.b East AMC 79 134 178
1.c West AMC 109 135 159
2. A.U.D.A. 11 61 77
2.a East AUDA 6 7 11
2.b West AUDA 13 28 43
2.c AUDA(Rural) 12 14 16
3. Kalol 27 31 38
4. Mehemadabad 19 22 26
5. Dehgam 11 13 16
6. Sanand 6 7 9
7. Other areas outside AUDA 8 9 10
8. Gamdhinagar 5 7 9
8.a Gandhinagar (GNA) 24 47 75
8.b Rest of Gandhinagar 4 4 5
Greater Ahmedabad 12 16 20
Table : Population Density
Urban Economy
The city of Ahmedabad has had great importance in the economy of Gujarat
owing to the large concentration of economic activities their high growth rates
and productivity. Ahmedabad accounts for 7% of the state’s total population and
around 20% of its urban population. In 1995, with 7 percent of the total
population, Ahmedabad contributed to 17 percent of the state income (4).
Ahmedabad city accounts for 21.5% of factories in the state employing 18% of
workers (2000). In 1981, before the textile crisis, Ahmedabad city used to
account for 19.3% of factories and 27.7% of workers in the state. Ahmedabad
accounts for almost 19 percent of main urban workers in the state and 60
percent in Ahmedabad District. A sectoral shift has been observed in Gujarat,
after liberalization. There has been a rapid growth of chemical and petrochemical
industries in South Gujarat districts. The investment figures show a significant
decline in the share of industries in and around Ahmedabad. On the other hand,
tertiary sector which includes business and commerce, transportation and
communication, construction activities and other services appears to be growing.
The workers participation rate (WPR) or the share of working population in
Ahmedabad is 32 percent (2001) as against 33 percent of the State Urban WPR.
The following table shows the nine-point classification of the workers in AMC.
Though it is not very apt to compare the figures of 1971 and 1991 because of
the change in the Corporation area, an analysis of the shares could give an
insight into the changing occupational pattern
Land Use
Spatial arrangements of land uses determine the population distribution
and infrastructure demand patterns in the city. This section briefly describes the
17
land use patterns in the city. The Ahmedabad Urban Development Authority is
responsible for land use planning within its jurisdictional limits. As stated above,
the area under AUDA may be seen as various subunits depending on the
administrative jurisdictional limits and extent of development. Of this, the area
delineated as Ahmedabad Urban Complex consisting of AMC, outgrowth
adjoining AMC and area likely to develop in the ten years has been designated as
Ahmedabad Urban Complex. It is this area, which is the focus in this study.
Land Use Planning Mechanisms

An integrated landuse planning and regulation of building activities, taking into
account the mutual interaction of landuse and urban services, is essential for
fostering functional efficiency and orderly growth of urban areas. In order to
have a planned and guided growth, planning mechanisms under the Gujarat
Town Planning and Urban Development Act (1976) have been established. The
mechanism in operation in Gujarat include: Development Plan: Prepared for the
entire area of the Urban Development Area which consists of two parts
a) A land use plan earmarking various areas as permissible use zones, and
b) A Development Control Rules for implementation of development plans
Town Planning Scheme: Prepared for an area of about 100 hectares with an
objective to convert original agricultural plots into urban plots with proper shape,
size and access. In the process of preparation of these areas, aspects of public
amenities, housing for weaker section and for marketing by the ULB to recover
facilities infrastructure building costs are integrated. The total of this area ranges
between 35 to 50%.
Land-use in AUDA area

Of the total AUDA area of 1294.65 sq. km, nearly 50 percent is built up.
Water bodies and wastelands cover 12 percent and 17 percent of area
respectively. Industries cover 9 percent of the area. As per the State Government
Policy, no major industrial development within 24 kms of AMC limit is permitted
in AUDA area. Considering existing development conditions a certain area for
industrial use is designated for light industry as well as for general industry,
along with existing industries at Vatwa, Naroda and Odhav (all lying within AMC),
which forms nearly 10.38 percent.
Figure: Land Use in AUDA Area (1997)
18
Land Use in City area
As per existing land use (1997), more than one third (36%) of the total area is
under
residential use, followed by 15 percent of the area under the industries (Refer
Figure 2-5).
Large tracts of land (23.44%) are lying vacant, mostly in the newly acquired area
of the
AMC. Only 9.5 percent of the total area is under transportation network as
against the norm
of 15-18 per cent. as specified by UDPFI norms.
19
Population Forecast and Spatial Expansion

With declining birth and death rate trends continuing, the city is expected grow
at a moderate
rate and stabilize by the year 2035 with a population of about 10 to 11 million
(Refer Table 2-
8). The physical expanse of the city is expected to also incorporate large areas
around
Ahmedabad, which were presented as part of greater Ahmedabad area.
Sr. No. Year Population Approx. Area (Ha)

(Million)
1 1981 2.5 19000
2 1991 3.4 23000
3 2001 4.6 30000
4 2011 6.9 50000
5 2035 10.9 80000-90000
Table 2-9: Population Forecast
Source: GIDB/LB (2000) ‘Socio-Economic & Land use Studies
Map 2-5: Greater Ahmedabad Development Area: 2011 and 2035
20
2. Data Collection
SELECTION OF CASE STUDIES:
Selection of 5 T.P. schemes was done.

1. Thaltej – T.P. no. 39
2. Gota – T.P. no. 33
3. Chandkheda – T.P. no. 44
4. Motera – T.P. no. 46
5. Nikol – T.P. no. 101
CRITERIA FOR SELECTION:

○ Area which developed after the T.P. Scheme is declared.
○ Area which has grown hugely in the past few years in all manners in terms of
infrastructure, services, etc.
METHOD FOR DATA COLLECTION

Primary data:
○ T.P. Scheme data(Drawings, areas, etc.) – Through AUDA(Ahmedabad Urban
Development authority) and Town Planning office
○ Existing built up properties until now – Through survey on the field by visiting
each property
○ Prevailing Market rates – Through survey Questionnaire (any ongoing project
and broker)
○ Observation for each T.P. Schemes – Self study during survey
Secondary data:
○ Property Times
○ Gujarat informatics centre for land(Website:- http://www.gicl.in/)
DATA ANALYSIS:
○ Comparison of average residential property rates with past residential
property rates
○ Comparison of average commercial property rates with past commercial
property rates
○ Comparison of average land rates with past land rates
COLLECTED DATA:
Summary of Data Collection till yesterday
Description Data Collected Data Awaited
T.P. Scheme Plan T.P. 33, 39, 44, 46, 101 Areas of F.P.(Final
Plots)
Property survey on the T.P. 33, 39, 44, 46, 101 -
field
Prevailing Market T.P. 33, 39, 44, 46, 101 -
Rates
Land Use T.P. 33, 39, 44, 46, 101 -
Observation findings T.P. 33, 39, 44, 46, 101 -
Past Market Rates T.P. 39 T.P. 33, 44, 46, 101
21
THALTEJ (T.P. SCHEME NO. 39)
Total area : 49.95 ha (4,99,500 sq.m.)

No. of plots : 71 Plots(54 Personally owned+ 17 AUDA Reserved)
Zone : R2 Zone
Prevailing Market Rates as on Jan 2010

Land 30,000 Rs./Sq.Yds
Residential Bungalow 45,000 Rs./Sq.Yds
Residential Appartment 28,000 Rs./Sq.Yds
Commercial Shop 6000 Rs./Sq.Ft.
Commercial Office 3000 Rs./Sq.Ft.
Observations:
1. This area has seen a very huge growth over these 5 years.
2. Directly connected to NH-8C and S.P. Ring road.
3. All basic infrastructures is available.
4. One of the Well developed T.P. scheme of AUDA.
5. Nature of buyers and sellers was such that the dealing was easy in
case of both, land and developed property.
6. So many reputed builders started developing the area so it was the
plus point for the area.
Classification of AUDA Developed area and Reserved plots
area(17 plots)
Use of Land Area(Sq.m.) Area(%)
S.E.W.S.H. 17792 3.56
Garden 10913 2.18
Neighbourhood Centre 14735 2.95
School 5789 1.16
Sale for Commercial 23248 4.65
Sale for Residential 25659 5.14
Roads 87498 17.52
Total 185634
Details of other plots(54 plots)

Sr. No. F.P. NO NAME OF SOC. TYPE UNITS
1 18 NISARG BUNGALOW BUNGALOW 14
2 19/2 VRUNDAVAN BUNGALOW BUNGALOW 23
3 19/1 SHIVASHRAY BUNGALOW BUNGALOW 17
4 4 KAVYANJALI BUNGALOW BUNGALOW 24
5 5 PALMBEACH BUNGALOW BUNGALOW 24
6 11 MUKHIS TRANSIT HOUSE HOTEL LAND RESTAURANT 30
7 12 SHAH ENTERPRIZE CNG FITTING STATION
8 7 SHYAM RESIDENCY PLOT PLOTING SCHEME 52
9 3/2. HANSVILLA RESIDENCY 4 PERSONAL BUNGALOW 4
10 28/2 TRISHLA KUTIR BUNGALOW 60
11 28/1 TRISHLA VATIKA BUNGALOW 34
22
12 29 SUNVILLA BUNGALOW 29
13 30 SHRI NARAYAN BUNGALOW BUNGALOW 57
14 21/2 SHANTI PALACE BUNGALOW 18
15 20 SHANGRILA-2 BUNGALOW 21
16 42 AMI MANGAL BUNGALOW BUNGALOW 1
17 41 SUDHAN BUNGALOW BUNGALOW 8
18 37 SWAGAT GEENVILLA-3 BUNGALOW 19
19 38 SWAGAT GEENVILLA-1 BUNGALOW 15
20 19/2 DIVINE VISION 4 PERSONAL BUNGALOW 4
21 16 OPEN LAND OPEN LAND
32 6/2. OPEN LAND OPEN LAND
49 21/1 OPEN LAND OPEN LAND
53 50.. OPEN LAND OPEN LAND
23
GOTA (T.P. SCHEME NO. 33)
Total area : 81.38 ha (8,13,800 sq.m.)

No. of plots : 85 Plots(61 Personally owned+ 24 AUDA Reserved Plots)
Zone : R1 Zone

Observations:
1. Very near from NH-8C. And now it will be connected to it by railway
fly over.
2. Very next to the thickly populated area Ghatlodiya.
3. Low land rates and demand was more than the supply. Selling of
property was good even at the time of market crash.
4. The only area which is cheap and near the developed area.
5. R1 zone is also one of the main reason of fast development. The
profit margins are higher than the other areas.
area(24 plots)
S.E.W.S.H. 20004 2.46
Garden 21728 2.67
School 4501 0.55
Roads 135196 16.61
Total 307638
Details of other plots(61 plots)

Sr. No. F.P No. SCHEME NAME TYPE
1 123,70,69 VANDEMATARAM CITY SHOPS AND LOW RISE APPARTMENTS
2 26 DEVNANDAN PLATINA LOW RISE APPARTMENT
3 35 SHAYO NA TILAK-1 LOW RISE APPARTMENT
6 44 UMA SHARNAM BUNGLOW
7 64 NIRMAN LOW RISE APPARTMENT
8 122 SHUKAN GOLD LOW RISE APPARTMENT
9 65,66 DEV RESIDENCY LOW RISE APPARTMENT
10 72 ROYAL RESIDENCY LOW RISE APPARTMENT
11 74,71 SHUKAN RESIDENCY SHOPS AND LOW RISE APPARTMENTS
12 49,51 ICB ISLAND LOW RISE APPARTMENT
13 8 ARYAN 60 LOW RISE APPARTMENT
24
14 124/1 SHUKAN RESIDENCY SHOPS AND LOW RISE APPARTMENTS

15 90 KRISHNA FARM PARTY PLOT
16 6,10 UMA DARSHAN BUNGLOW BUNGLOW
17 83 ICB ISLAND LOW RISE APPARTMENT
18 124/2 VANDEMATARAM TOWNSHIP BUNGLOW
19 125 SHRINATH AVENUE LOW RISE APPARTMENT
20 94,112 PUSHPARAJ RESIDENCY LOW RISE APPARTMENT
21 87 VISHWAS CITY 3 LOW RISE APPARTMENT
22 99 ADITI AVENUE LOW RISE APPARTMENT
23 98 SHANIDHYA LOW RISE APPARTMENT
24 82 PRATHNA RESIDENCY LOW RISE APPARTMENT
25
CHANDKHEDA (T.P. SCHEME NO. 44)
Total area : 215 ha (21,50,000 sq.m.)

Zone : R2 Zone

Observations:
1. Directly approached from the S.P. ring road and Gandhinagar
highway.
2. Low land rates though it was near to Motera and Chandkheda.
3. Well developed T.P. scheme.
4. Developers and investors saw great returns and started new
projects on large scale.
5. And the only T.P. scheme was left for getting N.A. permission easily
in that side area.
area(29 PLOTS)
S.E.W.S.H. 48401 2.25
Garden 80568 3.75
School 7490 0.35
Roads 370015 17.21
812770
Details of other plots(129 PLOTS)

Sr. No. F.P NO SCHEME NAME TYPE
1 32 SHAKAL HOMES BUNGALOW
2 28 SIMRAN BUNGALOW BUNGALOW
3 31 OPENLAND OPENLAND
6 36,37 SHAKAL-24 BUNGALOW
13 24 SWAGAT BUNGALOW BUNGALOW
26
30 147 ABHIYAN BUNGALOW
31 148 SHYAMPUJA BUNGALOW
78 51 INDIVIDUAL BUNGALOW BUNGALOW
79 47 SAVITA GREENS PARTY PLOT
27
80 184 SHILP COURTYARD BUNGALOW

81 222 ONGC OIL TANK ONGC OIL TANK
82 235 ONGC OIL TANK ONGC OIL TANK
83 44/1 ONGC OIL TANK ONGC OIL TANK
84 42/2 ONGC OIL TANK ONGC OIL TANK
85 133 ASHTMANGAL BUNGALOW
86 131 SAUNDARY BUNGALOW
87 136 RATNAM ROYALS BUNGALOW
88 1,14,124 BALAJI VILLA BUNGALOW
89 113 SARTHAK BUNGALOW
90 129 INDRAPRASTH BUNGALOW
91 128 NEELKANTH VILLA BUNGALOW
127 215/2 OPENLAND OPENLAND
128 96,95 FUNPOINT RESTAURANT RESTAURANT
129 203 SANGATH PLATINA 3 BHK LOW RISE
28
MOTERA (T.P. SCHEME NO. 46)
Total area : 139.59 ha (13,95,900 sq.m.)

Zone : R1 Zone

Observations:
1. The area was well developed due to the Motera Cricket Stadium and
was very famous.
2. The area has seen tremendous growth since last few years and is
considered the costliest area for living.
3. Is approachable from Chandkheda state highway and Gandhinagar
highway.
4. Luxurious projects are the main factor for price rise.
5. Its highway side commercial land is very appropriate for commercial
projects.
area(30 plots)
S.E.W.S.H. 38599.25569 2.76
Garden 40143.02645 2.87
Neighbourhood Centre 53586.62914 3.83
School 9615.271623 0.69
Sale for Commercial 58905.87837 4.21
Sale for Residential 85822.4781 6.13
Roads 239586.8726 17.11
526259.412
OTHER PLOTS DETAILS(208 PLOTS)

Sr. No. F.P. NO NAME OF SOC. TYPE
1 84\2 OPENLAND OPENLAND
29
30

31

32

185 197\1 BALAJI AGORA
186 131 JANKINAND
187 130 MARUTINANDAN-1
188 133 COMMERCIAL CEMTERES COMMERCIAL
189 165\1 PARSHWANATH
190 153 SANGATH
191 165\2 PARSHWANTH FLATS LOWRISE
192 67\1 SWARAJ BUNGLOWS BUNGLOWS
193 70 NILKANTH VILLA BUNGLOWS
194 69 SHYAMPUJA-2
195 67\2 DUPLEX-1
196 66 DEV MANGALYA
197 67\1 SHYAMPUJA DUPLEX-1
198 69 SHYAMPUJA DUPLEX-2
199 83 SHRESTH BUNGLOWS BUNGLOWS
200 75 SANKALP BUNGLOWS BUNGLOWS
201 71,72 SHYAMPUJA-3 BUNGLOWS BUNGLOWS
202 56 NIRMAL RESIDENCY-2 2&3 BHK LOWRISE
203 127 SHRUTI ARCADE Commercial
204 78 SANKALP ARCADE COMMERCIAL
205 81 AISHWARIYA BUNGLOWS BUNGLOWS
206 90 SANKALP VILLA BUNGLOWS
207 86 NIRMIT ROYAL BUNGLOWS
208 63 UMA PARTY PLOT PARTYPLOT
33
NIKOL (T.P. SCHEME NO. 101)
Total area : 73.38 ha (7,33,800 sq.m.)

Zone : R1 Zone

Observations:
1. Connected to the S.P. ring road and Narol highway.
2. Benefits of BRTS Project.
3. Near to the Baroda Express Highway.
4. Low land rates is available even today and the demand is also good
enough.
5. And one of the developing area in east ahmedabad so the buyers are
attracted more.
area(15 plots)
S.E.W.S.H. 19927.47995 2.73
Garden 20724.47617 2.84
Neighbourhood Centre 27664.94998 3.79
School 4964.036977 0.68
Sale for Commercial 30411.09704 4.17
Sale for Residential 44307.21995 6.07
Roads 123690.5354 16.94
271689.7954
Other plots details(55 plots)

Sr. No. F.P NO SCHEME NAME TYPE
1 21,50 SHABARI BUNGLOW BUNGLOW
2 22 DEVMANEK SHOP AND LOW RISE APPARTMENT
3 45 SHILP RESIDNECY SHOP AND LOW RISE APPARTMENT
4 44 SHRINATH PARTYPLOT PARTYPLOT
5 51 MADHAV BUNGLOW BUNGLOW
6 52 SARTHAK BUNGLOW BUNGLOW
7 62/1 HARIDARSHAN DUPLEX ROW HOUSE
8 62/2 KARNAVATI BUNGLOW BUNGLOW
9 60,59 SHUBHAM BUNGLOW(A) BUNGLOW
10 61/58 SHUBHAM BUNGLOW(B) BUNGLOW
11 57 PARMESHWAR BUNGLOW BUNGLOW
12 58 PARAS GALAXY LOW RISE APPARTMENT
13 43 KAVERI BUNGLOW BUNGLOW
14 55/56 NEELKANTH VILLA LOW RISE APPARTMENT
15 40 GALAXY TOWER HIGH RISE APPARTMENT
16 38 RUDRAKSH LOW RISE APPARTMENT
17 20 SHYAM VILLA-2 LOW RISE APPARTMENT
34
18 32 RAVIRAJ DUPLEX TWIN BUNGLOW

19 29 MATRUBHOOMI LOW RISE APPARTMENT
20 27 SHIVPOOJAN ROW HOUSE
21 28/1,28/2 UMIYA PARK BUNGLOW BUNGLOW
22 25 SANGATH BUNGLOW BUNGLOW
23 24 SUKHSAGAR LOW RISE APPARTMENT
24 35 NANDBAUGH HOUSING BUNGLOW
25 18 ROYAL BUNGLOW BUNGLOW
26 16 AAMRAKUNJ SOC. BUNGLOW
27 9 SONA-10 SHOP AND LOW RISE APPARTMENT
28 8 SHAGUN ENCLAVE LOW RISE APPARTMENT
29 12 AKSHAT LOW RISE APPARTMENT
30 13 SAUMYA RESIDENCY LOW RISE APPARTMENT
31 14 GAYATRI PARK TENAMENT
32 15 AAKASH PARK TENAMENT
33 23 MANOHAR VILLA SHOP AND TENEMENT
34 1 UPAVAN SHOP AND TWIN BUNGLOW
35 6 SUROHI -3 BUNGLOW BUNGLOW
36 5 SATYAM BUNGLOW BUNGLOW
37 2 DEVASYA BUNGLOW BUNGLOW
44 42,47 OPEN LAND OPEN LAND
47 41,36 OPEN LAND OPEN LAND
35
QUESTIONNAIRE FORM
Survey Questionnaire
Sr.
No. Details
1 Location Details
1.1 T.P. Scheme No. 39
1.2 F.P. No. 37
1.4 Zone R2
2 General Details
2.1 Name Of The Property Swagat green ville 3
2.2 Name Of The Owner/Company Swagat infrastructure
3 Property Details
3.1 Buillding Type Bungalows
3.2 Use Of Property Residence
3.3 High rise/ Low rise Low rise
3.4 Parking facility Sufficient
3.5 Area of unit 450
4 Neighbourhod Characteristic
Type of
4.1 Locality(upper/middle/higher) Higher class
Neighbourhood
Classification(upper/middle/high
4.2 er) Higher class
4.3 Social Infrastructure Avaibility Yes
4.4 Main Road width 18 metres
4.5 Side Road Width 12 metres
Distance From main road or 4 km from NH8C and 3 km from
4.6 Highway(if near by) S.P. Ring road
Luxurious bungalows amenities
4.7 Extra amenities provided provided
4.8 Distance from Airport 24 km
4.9 Distance from Railway Station 19 km
4.1 Distance from Hospital 2 km
4.1
1 Distance from school 2 km
5 PRICE DETAILS
5.1 Land Price (For 425 Sq.Yds.) 30000 Rs./Sq.Yds.
36
1. Analysis of Collected Data
Analysis
Thaltej (T.P. Scheme No. 39)
Year Rate of open Land Residential Office Shop
2004 7500 8500 10000 25000
2005 10000 10000 15000 28000
2006 14000 13500 18000 33000
2007 20000 21000 20000 45000
2008 28000 25000 25000 55000
2009 25000 22000 22000 50000
2010 33000 31500 30000 65000
Observation:
37
Gota Zone 1
Rate of open Land Residential(Rs./Sq.M. Office Shop
Year (Rs./Sq.M.) ) (Rs./Sq.M.) (Rs./Sq.M.)
2004 2500 4500 7500 18000
2005 5000 6500 9000 25000
2006 8000 8500 12000 30000
2007 12000 11500 15000 40000
2008 15000 14000 20000 48000
2009 13500 12500 18000 45000
2010 17500 16500 25000 55000
Observations
38
Gota Zone 2
Rate of open Land Residential Office Shop
Year (Rs./Sq.M.) (Rs./Sq.M.) (Rs./Sq.M.) (Rs./Sq.M.)
2004 2300 4000 7000 15000
2005 4200 6000 8000 18000
2006 7000 7500 11000 23000
2007 11000 10500 13500 32000
2008 13500 12500 18000 45000
2009 12500 11000 16000 36000
2010 16000 15000 23000 50000
Observations
39
Nikol Zone 1
2004 2000 3500 6000 15000
2005 3500 5500 8000 20000
2006 6500 7000 10000 25000
2007 10000 10000 15000 35000
2008 13000 13500 18000 40000
2009 12000 11000 15000 38000
2010 16000 15000 20000 50000
Observations
40
Nikol Zone 2
2004 2500 4000 7000 18000
2005 4000 5500 9000 23000
2006 7500 7500 11500 28500
2007 11500 11500 17500 40000
2008 15000 15500 20000 45000
2009 13500 12500 17500 42500
2010 18500 17000 25000 55000
41
Motera Zone 1
2004 2500 4500
2005 4000 7000
2006 8000 9500
No Commercial Building exists
2007 12000 13000
2008 18000 16000
2009 16000 15000
2010 23000 21000 25000 55000
42
Motera Zone 2
2004 2200 4000
2005 3500 6000
2006 7000 8500
No Commercial Building exists
2007 10000 11500
2008 15500 14000
2009 14000 13000
2010 20000 18000 22000 500000
43
Chandkheda Zone 1
2004 3000 6500
2005 5000 7500
2006 9000 11000
2007 11000 18000 No Commercial Building exists
2008 14000 16000
2009 18000 19500
2010 22000 21000
44
Chandkheda Zone 2
2004 2700 5500
2005 4500 6500
2006 7500 9500
2007 10000 16000 No Commercial Building exists
2008 12500 14500
2009 16500 17500
2010 20000 19000
45
Year
20
20
46
47
Year
48
49
50
Comparison o
Year 51
52
Comp
Year Th
2004
53
54
2. Conclusion
55

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STUDY OF REAL ESTATE DEVELOPMENT AND TRENDS IN REAL ESTATE

1.2 PRESENT SCENARIO

SR. Yea Population Approx. Area

PARTH PATEL (2005) Page

1.3 NEED FOR THE STUDY

1.5 SCOPE OF THE STUDY

PARTH PATEL (2005) Page

Drawing no.1 Ahmedabad map showing 5 areas(black colour round) which

Selection of 5 T.P. schemes was done.

1.6.1 CRITERIA FOR SELECTION

1.7 RESEARCH METHODOLOGY

Literature review: A detailed review of literature to be undergone by

PARTH PATEL (2005) Page

reports prepared by various governmental agencies, company and project

Research mediums: Case studies, Perception study

1.8 POTENTIAL FOR UTILISATION IN CONSTRUCTION

PARTH PATEL (2005) Page

AN OVERVIEW OF THE REAL ESTATE INDUSTRY

TYPES OF REAL ESTATE

Industrial Real Estate

No. Census Total Urban Urban Decadal growth

REAL ESTATE SCENARIO IN INDIAN CITIES1:

Housing supply in India in the pre-independence era was mostly an

INTRODUCTION OF THE CITY AHMEDABAD

Spatial Unit 1981 1991 2001

Ahmedabad- A Compact City

Land Use Planning Mechanisms

Land-use in AUDA area

Figure: Land Use in AUDA Area (1997)

Land Use in City area

Population Forecast and Spatial Expansion

Sr. No. Year Population Approx. Area (Ha)

Map 2-5: Greater Ahmedabad Development Area: 2011 and 2035

Selection of 5 T.P. schemes was done.

CRITERIA FOR SELECTION:

METHOD FOR DATA COLLECTION

THALTEJ (T.P. SCHEME NO. 39)

Total area : 49.95 ha (4,99,500 sq.m.)

Prevailing Market Rates as on Jan 2010

Details of other plots(54 plots)

GOTA (T.P. SCHEME NO. 33)

Total area : 81.38 ha (8,13,800 sq.m.)

Prevailing Market Rates as on Jan 2010

Details of other plots(61 plots)

14 124/1 SHUKAN RESIDENCY SHOPS AND LOW RISE APPARTMENTS

CHANDKHEDA (T.P. SCHEME NO. 44)

Total area : 215 ha (21,50,000 sq.m.)

Prevailing Market Rates as on Jan 2010

Details of other plots(129 PLOTS)

80 184 SHILP COURTYARD BUNGALOW

MOTERA (T.P. SCHEME NO. 46)

Total area : 139.59 ha (13,95,900 sq.m.)

Prevailing Market Rates as on Jan 2010

OTHER PLOTS DETAILS(208 PLOTS)

68 116\2 OPENLAND OPENLAND

122 161 OPENLAND OPENLAND

176 123 OPENLAND OPENLAND

NIKOL (T.P. SCHEME NO. 101)

Total area : 73.38 ha (7,33,800 sq.m.)

Prevailing Market Rates as on Jan 2010